1017 Aderley Oak Dr · Irmo, SC 29063-7700

$239,900

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 99 Days on market

Built 2004 7,840 sqft lot $15/mo HOA · 1% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this adorable 3 bedroom 2 bath home near the heart of Irmo in Ballentine!! Located in sought after Aderley and zoned for award winning Ballentine and Dutch Fork Schools only 1 mile from Lake Murray and boat rentals! The well maintained house is surrounded by custom flower beds and beautiful flowers for year round enjoyment! Many updates including new LVP flooring, stunning quartz countertops, new HVAC, new water heater, newer roof, newer appliances and more!! A split floor plan with master on the left and 2 spacious bedrooms on the right. Enjoy a gas insert fireplace in the living area with a gas connection available for range. The back deck for grilling and entertainin

Key facts

• Quartz countertops
• Private bath
• Gas insert fireplace

Tags

• QUARTZ COUNTERTOPS
• GAS INSERT FIREPLACE
• BACK DECK
• VAULTED CEILINGS
• PRIVATE BATH
• WALK IN CLOSET

Property features AI

Finance

• HOA & community: Has association; Association maintains common areas and green spaces

Exterior

• Parking: Attached garage with 1 garage space (garage at main level)
• Utilities: Public water; Public sewer; Thermopane (energy-efficient) windows
• Home design: Single-story house; House faces southeast
• Construction: Vinyl exterior finish; Slab foundation
• Exterior features: Deck; Shed; Rear wood privacy fence

Interior

• Kitchen: Wood (natural) cabinets; Quartz countertops; Eat-in kitchen; Dishwasher; Microwave above stove; Smooth-surface gas range
• Bedrooms: Master bedroom on main level with private bath, walk-in closet, and built-ins; Bedroom 2 on main level with walk-in closet and ceiling fan; Bedroom 3 on main level with ceiling fan
• Flooring: Luxury vinyl plank flooring throughout main living areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump (serves first level)
• Interior features: Attic storage with pull-down access; Garage opener; Smoke detector; Ceiling fans; Built-ins; Fireplace insert with natural gas log; Free-standing smooth-surface range
• Laundry & utility: Laundry closet on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (6.1% below list).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#38 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ballentine Elementary (math 59% / reading 64%, grade B, #76 of 597 statewide, top 13%, 521 students, 42% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 47% FRL vs 27% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 51% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lexington 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 2 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $138k; list at $240k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.

Recommended offer $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.63×
• Total profit: $42,378
• Equity at exit: $107,869

10-year hold

• IRR: 13.2%
• Equity multiple: 2.96×
• Total profit: $131,950
• Equity at exit: $166,240

Cash invested: $67,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29063-7700

• Active inventory: 2
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,253 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $212

Break-even live

Break-even rent $1,984

Max offer price $239,900

Occupancy floor 86%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
256 Wahoo Cir Irmo, SC	3.0	2.5	1588	$2,135	$1.34	23d	1	1.43mi
1600 Marina Rd Irmo, SC	1.0–3.0	1.0–2.0	1134	$2,360	$2.08	2d	12	1.48mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: watergas

Listing history 18 events

1. 2026-06-14
   statusdays on market $239,900 Pending 99 DOM
2. 2026-06-13
   days on market $239,900 Active - Contingent 98 DOM
3. 2026-06-10
   days on market $239,900 Active - Contingent 96 DOM
4. 2026-06-09
   days on market $239,900 Active - Contingent 95 DOM
5. 2026-06-08
   days on market $239,900 Active - Contingent 94 DOM
6. 2026-06-07
   days on market $239,900 Active - Contingent 93 DOM
7. 2026-06-03
   days on market $239,900 Active - Contingent 89 DOM
8. 2026-06-03
   days on market $239,900 Active - Contingent 88 DOM
9. 2026-06-01
   days on market $239,900 Active - Contingent 87 DOM
10. 2026-05-31
    days on market $239,900 Active - Contingent 86 DOM
11. 2026-05-14
    price $239,900
12. 2026-04-26
    price $242,500
13. 2026-03-31
    status Active
14. 2026-03-20
    historical Active - Contingent
15. 2026-03-06
    listed $244,000 Active
16. 2018-09-19
    soldstatus $138,000
17. 2014-11-24
    soldstatus $120,000
18. 2007-12-12
    soldstatus $129,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,537 · $128/mo
• Projected year-2 tax: $1,537 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,031
• − Mortgage interest: −$13,438
• − Property taxes: −$1,537
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$180
• − Depreciation: −$6,979
• Taxable loss: −$1,425
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $2,886/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 of 80 in SC

Livability — Irmo

• Score: 73/100
• State rank: #38
• US rank: #5024

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B Housing A+ Health & safety B User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+84.7% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $239,900 Consolidated MLS
• 2026-04-26 Price Changed $242,500 Consolidated MLS
• 2026-03-31 Relisted — Consolidated MLS
• 2026-03-20 Contingent — Consolidated MLS
• 2026-03-06 Listed $244,000 Consolidated MLS
• 2018-09-19 Sold (Public Records) $138,000 Public Records
• 2014-11-24 Sold (Public Records) $120,000 Public Records
• 2007-12-12 Sold (Public Records) $129,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,537 · +3.9% YoY. Source: county tax records.